537 Scellini St · Robertsdale, PA 16674

$115,000

4 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 94 Days on market

Built 1600 0.53 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.53 acre lot
• Built 1600
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $1k appreciation (0.9% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $55k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1600 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1600 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.90×
• Total profit: $29,067
• Equity at exit: $38,598

10-year hold

• IRR: 21.2%
• Equity multiple: 3.53×
• Total profit: $81,474
• Equity at exit: $50,787

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16674

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $433

Break-even live

Break-even rent $866

Max offer price $115,000

Occupancy floor 64%

Sensitivity live

Price	-10% $498	-5% $466	+0% $433	+5% $401	+10% $368
Rent	-10% $321	-5% $377	+0% $433	+5% $489	+10% $545
Rate	-1.0pp $491	-0.5pp $462	base $433	+0.5pp $403	+1.0pp $373

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-03-11
   price $115,000
2. 2026-03-11
   status Pending
3. 2025-12-16
   price $160,000
4. 2025-12-16
   status Active
5. 2025-07-01
   price $100,000
6. 2025-05-31
   price $125,000
7. 2025-05-31
   status Pending
8. 2025-05-21
   listed $170,000 Active
9. 2025-04-16
   historical
10. 2025-03-18
    price $165,000
11. 2024-12-27
    listed $175,000 Active
12. 2024-12-18
    listed $175,000 Active
13. 2023-10-10
    soldstatus $170,000
14. 2023-10-02
    soldstatus $170,000 Closed
15. 2023-09-08
    status Pending
16. 2023-08-29
    listed $160,000 Active
17. 2023-06-14
    historical
18. 2023-06-02
    price $175,000
19. 2023-05-16
    price $200,000
20. 2023-05-09
    status Active
21. 2023-04-21
    historical
22. 2023-04-19
    historical
23. 2022-08-05
    soldstatus $110,000
24. 2022-02-23
    listed $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $396 · $33/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$710/yr (+$59/mo · 179.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,968
• − Mortgage interest: −$6,442
• − Property taxes: −$396
• − Insurance: −$575
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,345
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $4,358/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Robertsdale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Robertsdale, PA
• Population (ZIP): 572

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Italian 5% Lithuanian 4% Polish 3%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.89%
• Current HPI: 71.1981
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+15.0% since first listed

24 events — show timeline

• 2026-03-11 Price Changed $115,000 BRIGHT MLS
• 2026-03-11 Pending — BRIGHT MLS
• 2025-12-16 Price Changed $160,000 BRIGHT MLS
• 2025-12-16 Relisted — BRIGHT MLS
• 2025-07-01 Price Changed $100,000 BRIGHT MLS
• 2025-05-31 Price Changed $125,000 BRIGHT MLS
• 2025-05-31 Pending — BRIGHT MLS
• 2025-05-21 Listed $170,000 BRIGHT MLS
• 2025-04-16 Listing Removed — BRIGHT MLS
• 2025-03-18 Price Changed $165,000 HCBR
• 2024-12-27 Listed $175,000 HCBR
• 2024-12-18 Listed $175,000 BRIGHT MLS
• 2023-10-10 Sold (Public Records) $170,000 Public Records
• 2023-10-02 Sold (MLS) $170,000 BRIGHT MLS
• 2023-09-08 Pending — BRIGHT MLS
• 2023-08-29 Listed $160,000 BRIGHT MLS
• 2023-06-14 Listing Removed — BRIGHT MLS
• 2023-06-02 Price Changed $175,000 BRIGHT MLS
• 2023-05-16 Price Changed $200,000 BRIGHT MLS
• 2023-05-09 Relisted — BRIGHT MLS
• 2023-04-21 Listing Removed — BRIGHT MLS
• 2023-04-19 Coming Soon — BRIGHT MLS
• 2022-08-05 Sold (MLS) $110,000 BRIGHT MLS
• 2022-02-23 Listed $100,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $396 · +1.9% YoY. Source: county tax records.